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Information Response · MCU20/0143
Our Ref: 20200281 Council Ref: MCU20/0143 and OPW20/0230 1 February 2021 Noosa Council PO Box 141 Tewantin QLD 4565 Via email: [email protected] Attention: Glen Conforti Dear Glen, INFORMATION RESPONSE - DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE (DUAL OCCUPANCY) AND OPERATIONAL WORKS AT 6 ANGLER STREET, NOOSA HEADS (LOT 30 ON RP92522) Further to Council’s Information Request issued 24 December 2020, we now respond in full to each of the items raised. In support of this application please find enclosed: ● Revised Architectural Plans prepared by Blackburne Jackson; and ● Engineer Plans and Engineering Information Response Letter prepared by SCG Consulting Engineers. Please find below the response to each of the items raised by Council: Item 1 Provide updated plans complying with PO8 of the Medium Density Residential Zone Code, and the definition of basement under Noosa Plan 2020. Response: Please refer to revised Architectural Plans (7189-DA11 - Section 1). The finished ground level and top of the driveway wall is shown at RL 69.2 and is less than 1.0m below the structural edge beam to the adjacent balcony.
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Item 2
Provide updated plans indicating a compliant site cover, including all buildings and
structures, in accordance with the Noosa Plan 2020 definition.
Response: The structure located at the rear of the site is a cubby house. This is considered
part of the landscaping on site and is therefore excluded from site cover calculations in
accordance with the Noosa Plan 2020 definition of site cover.
Item 3
Provide a Plot Ratio Calculation Plan indicating a compliant plot ratio, in accordance
with the Noosa Plan 2020 definition.
Response: The revised Architectural Plans (7189-DA02 - Summary) shows a reduction in gross
floor area, which has resulted in a compliant plot ratio of 0.4:1 in accordance with the Noosa
Plan 2020 definition.
Item 4
Provide evidence the Level 02 Balcony will not adversely impact on the privacy and
amenity of the adjoining property to the north.
Response: Please refer to revised Architectural Plans (7189-DA11 - Section 2) which shows
cross sections through the western balcony and the adjacent property. The revised plans show
the northern balustrade to Level 2 to include obscure glass infill to eliminate the line of sight to
the private open space area of the adjoining property to the north. We note the private open
space for the northern adjoining property has been constructed to the minimum setback with
little to no privacy elements included.
The upper level terrace on the neighbouring property to the north is well setback to the east
and sits higher than the proposed Level 2 balcony. It is considered that there is no opportunity
for overlooking in this regard. The northern setback of the proposed development has been
setback greater than the minimum requirement with a view to provide greater horizontal
separation to the adjoining dwellings to minimise privacy and overlooking concerns.
Item 5
Demonstrate compliance with the Sustainable Building Design Code in particular:
a. PO1 and PO2 of Table 9.4.6.3;
b. PO7 and PO8 & AO8.1 or AO8.2 of Table 9.4.6.3; and
c. Incorporate any design changes which are required to meet the Code.
Response: Please refer to revised Architectural Plans and below table which addresses the
Sustainable Building Design Code.
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SUSTAINABLE BUILDING DESIGN CODE
Performance Outcomes Acceptable Outcomes Response
PO1 Development minimises No acceptable outcome provided Complies with PO1
energy consumption and the Please refer to revised
production of greenhouse gas Architectural Plans (7189-DA03
emissions. and 7189-DA07) which show a
6,000L water storage tank to
service the proposed
development.
PO2 Development maximises AO2.1 If for accommodation Complies with AO2.1
water efficiency on site by activities, a minimum 3,000 litres Please refer to revised
incorporating rainwater collection of rain water storage is provided Architectural Plans (7189-DA03
and reuse measures for per dwelling and reused for and 7189-DA07) which show a
non-potable purposes such as non-potable purposes and 6,000L water storage tank to
irrigation. incorporated into a stormwater service the proposed
management plan for the development.
development.
Not applicable
AO2.2
With the exception of
accommodation activities, rain
water storage sufficient for the
intended use is captured and
used on-site for non-potable
purposes and incorporated into a
stormwater management plan for
the development.
Editor’s note—The Queensland
Development Code includes provisions for
the installation of rain water tanks and the
reuse of stormwater.
Site characteristics No acceptable outcome provided Complies with PO7
PO7 Development and building Please refer to revised
siting is responsive to Noosa Architectural Plans (7189-DA10)
Shire’s subtropical climate and the and below.
site’s characteristics including
topography, orientation, existing
vegetation and prevailing winds.
Building design AO8.1 Development provides aComplies with PO8
detailed assessment includingPlease refer to revised
PO8 D evelopment -
supporting documents,
Architectural Plans (7189-DA10),
1. orientates buildings and demonstrating the means by
which shows:
windows to make the most of which the design meets PO8.
● Opportunities for natural
prevailing winds, natural
ventilation and cross
ventilation and cross breezes; AO8.2 Development breezes;
2. maximises shade to east demonstrates a measured ● Provides fixed horizontal sun
and west walls; equivalent to a 5-star Green Star shading devices to the east
3. contains an open and rating. and operable screening to
permeable built form that
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connects indoor and outdoor Editor’s note—The publications QDesign the western facade of the
and QCompanion, prepared by the State
spaces in an integrated design; building;
of Queensland, provide climate responsive
4. retains existing design principles for development in south ● Provides an integrated and
vegetation and natural shading east Queensland. Council encourages seamless transition between
building and landscape designers to
where possible; indoor/outdoor living areas;
incorporate best practice outcomes
5. incorporates passive described in these publications to help ● Includes appropriate new
building design to reduce the development comply with PO8. planting to complement the
need for auxiliary heating and proposed development;
cooling; ● Provides appropriate shading
and natural ventilation
6. uses low toxic internal
opportunities to reduce the
and external b
uilding materials;
need for mechanical
7. uses natural light rather ventilation;
than artificial light, and may ● Can include low toxic
include skylights, atriums and internal and external
light wells; building materials;
8. contains a minimum of ● Indicates daylighting
two openings per habitable room; provisions to reduce reliance
9. provides a minimum floor on artificial lighting;
to ceiling height of 2.7 metres; ● Provides sufficient openings
and in each room;
● Provides a minimum floor to
10. enables efficient
ceiling height of 2.7m;
operation and use of the building.
● Provides operable windows
and shading devices to
Editor's Note: Refer to Figure enable occupants to control
9.4.6.4. impacts of the weather as
necessary.
Item 6
Provide a construction method plan (prepared by a RPEQ) for these retaining
structures that does not contemplate the use of vibration equipment (either for the
construction of the retaining structures or soil compaction).
Response: Please refer to Engineering Information Response Letter prepared by SCG
Consulting Engineers.
Item 7
Ensure that no structural elements extend into neighbouring properties.
Alternatively, provide neighbouring properties owners’ written consent, allowing to
do so.
Response: Please refer to Engineering Information Response Letter prepared by SCG
Consulting Engineers.
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Item 8
Provide details of vehicular movements (prepared by a RPEQ) for entering each of
the proposed car park spaces (including the visitor car park), considering that all the
other car parks are occupied.
Item 9
Provide details of vehicular movements (prepared by a RPEQ) for exiting each of the
proposed car park spaces (including the visitor car park), considering that all the
other car parks are occupied, demonstrating that the vehicles are able to do leave
the site in a forward gear.
Response: Please refer to Engineering Information Response Letter and Engineering Plans
(Drawing No. 30295-OW5.1) prepared by SCG Consulting Engineers. All vehicles can enter and
exit the site in a forward manner.
We thank Council on behalf of the applicant for assessing the attached additional application
material.
Based on the information provided in this application we respectfully request that Council
proceed to issue an approval.
Should you have any questions with respect to the above, please do not hesitate to contact me
directly.
Yours faithfully,
Adapt Town Planning
Liam Pinese Tiani Boulton
Managing Director Senior Town Planner
E: [email protected] E: [email protected]
M: 0432497857 M: 0
404924160
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